1509 Bear Valley Rd
Sevierville, TN 37876
$859,000
2 bd · 2.5 ba · 1,560 sqft · Listed 7d ago
View on Realtor.com →Year built
2026
Sqft
1,560
Lot sqft
24,829
HOA / mo
$0
Furnished
No
List date
2026-11-05T18:20:37.000000Z
Revenue
Annual revenue
$53,808
ADR
$213
Occupancy
69%
Cleaning fees (12 mo)
$10,758
Confidence
Low (40.77), 49 comps
Comp revenue range (p25 / median / p75)
Median revenue of shown comps: $48,261
BEAR VALLEY CABIN! The Best Cabin Value in Pigeon Forge! Near All Attractions!
Cabin · 2 bd · 2 ba · sleeps 6 · 118 ft
Revenue $51,798ADR $208Occ ≈ 68%4.4★ (56)
Delisted
Welcome to Bear Valley!
Cabin · 2 bd · 2 ba · sleeps 6 · 128 ft
- Hot tub
- A/C
- Free parking
- Pets OK
- +5
Revenue $4,819ADR $184Occ ≈ 7%5★ (4)
Modern Retreat! Luxury Cabin W Pool, Hot Tub
Cabin · 2 bd · 3 ba · sleeps 4 · 236 ft
Revenue $50,650ADR $276Occ ≈ 50%4.8★ (58)
A Creekside on the Bluff
Vacation home · 2 bd · 2 ba · sleeps 8 · 417 ft
Revenue $6,695ADR $1,410Occ ≈ 1%—
The Sporting Place - Outdoor Hot Tub, Firepit, Game Room + Close to Pigeon Forge
Cabin · 2 bd · 2 ba · sleeps 8 · 453 ft
- Hot tub
- A/C
- Free parking
- Wifi
- +5
Revenue $243ADR $243Occ ≈ 0%—
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
BEAR VALLEY CABIN! The Best Cabin Value in Pigeon Forge! Near All Attractions! Cabin | 2 bd · 2 ba · sleeps 6 | $51,798 | $208 | 68% | 4.4★ (56) | 118 ft | Delisted |
Welcome to Bear Valley! Cabin
| 2 bd · 2 ba · sleeps 6 | $4,819 | $184 | 7% | 5★ (4) | 128 ft | Airbnb |
Smoky Mtn Oasis w/ Hot Tub! 5 Mi to SkyLand Ranch Cabin
| 2 bd · 2 ba · sleeps 6 | $11,939 | $209 | 16% | 3.5★ (8) | 128 ft | AirbnbVrboBooking |
Modern Retreat! Luxury Cabin W Pool, Hot Tub Cabin | 2 bd · 3 ba · sleeps 4 | $50,650 | $276 | 50% | 4.8★ (58) | 236 ft | Airbnb |
Brand New Cabin with Indoor Pool Cabin | 2 bd · 3 ba · sleeps 6 | $101,163 | $320 | 87% | 4.8★ (31) | 249 ft | AirbnbBooking |
A Creekside on the Bluff Vacation home | 2 bd · 2 ba · sleeps 8 | $6,695 | $1,410 | 1% | — | 417 ft | Booking |
The Sporting Place - Outdoor Hot Tub, Firepit, Game Room + Close to Pigeon Forge Cabin
| 2 bd · 2 ba · sleeps 8 | $243 | $243 | 0% | — | 453 ft | Vrbo |
The Sporting Place・Game Room・Firepit・Hot Tub Cabin
| 2 bd · 2 ba · sleeps 8 | $1,278 | $274 | 1% | 5★ (2) | 463 ft | AirbnbBooking |
Serene Smoky Mountain Cabin: Hot Tub + Game Room! Cabin | 2 bd · 2 ba · sleeps 8 | $41,273 | $226 | 50% | 4.4★ (24) | 463 ft | AirbnbBooking |
Smoky Bluff Luxury Cabin Pool & Hot Tub! House
| 2 bd · 2.5 ba · sleeps 6 | $67,565 | $331 | 56% | 4.9★ (60) | 0.1 mi | AirbnbBooking |
Show 38 more
Mountain View Cabin - Hot Tub + FREE Early Checkin
Cabin · 2 bd · 2 ba · sleeps 8 · 0.1 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $789ADR $263Occ ≈ 1%—
Minutes to Pigeon Forge and Shopping
Cabin · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $66,351ADR $213Occ ≈ 85%5★ (149)
Allure Woods View HotTub Outdoor Dining Games
Vacation home · 2 bd · 2 ba · sleeps 6 · 0.1 mi
Revenue $67,605ADR $294Occ ≈ 63%—
Hard to Leave - Stunning Mountain Views!
Cabin · 2 bd · 2 ba · sleeps 4 · 0.2 mi
Revenue $64,597ADR $237Occ ≈ 75%4.4★ (35)
Cozy LeConte Lookout: Peaceful Pet-Friendly Cabin
House · 2 bd · 2 ba · sleeps 6 · 0.2 mi
- Hot tub
- A/C
- Free parking
- Pets OK
- +4
Revenue $6,524ADR $268Occ ≈ 7%—
Bear Valley Splash: Indoor Pool & Creekside Yard
Cabin · 2 bd · 3.5 ba · sleeps 8 · 0.2 mi
Revenue $105,109ADR $507Occ ≈ 57%4.7★ (9)
Newly built cabin with new water filtration system
Cabin · 2 bd · 2 ba · sleeps 6 · 0.2 mi
Revenue $17,577ADR $189Occ ≈ 25%4.7★ (29)
Delisted
Wild hiking trail!Serene area but 11 min 2 Parkway
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
Revenue $60,250ADR $199Occ ≈ 83%4.8★ (343)
A Creekside on the Bluff by RedAwning
Cabin · 2 bd · 2 ba · sleeps 8 · 0.3 mi
Revenue $40,759ADR $278Occ ≈ 40%5★ (1)
Delisted
Cabin Therapy In The Heart Of The Smokies
Cabin · 2 bd · 2 ba · sleeps 6 · 0.3 mi
- Hot tub
- A/C
- Free parking
- Wifi
- +4
Revenue $40,666ADR $202Occ ≈ 55%5★ (355)
| Listing | Size | Revenue (12 mo) | ADR | Occ ≈ | Rating | Distance | Links |
|---|---|---|---|---|---|---|---|
Heavenly Splash: Dive Into Paradise Cabin
| 2 bd · 2.5 ba · sleeps 6 | $90,073 | $410 | 60% | 5★ (2) | 0.1 mi | AirbnbVrbo |
Chic Cabin: Hot Tub Mountain Views PRIME Location Cabin
| 2 bd · 2 ba · sleeps 8 | $30,832 | $291 | 29% | 4.8★ (35) | 0.1 mi | AirbnbVrbo |
Mountain View Cabin - Hot Tub + FREE Early Checkin Cabin
| 2 bd · 2 ba · sleeps 8 | $789 | $263 | 1% | — | 0.1 mi | Airbnb |
2 BR with Indoor Pool, Game Room, and Fire Pit Cabin
| 2 bd · 3 ba · sleeps 6 | $89,273 | $343 | 71% | 4.8★ (34) | 0.1 mi | AirbnbVrboBooking |
Relaxation Destination, your mountain getaway! Cabin
| 2 bd · 2 ba · sleeps 7 | $44,920 | $228 | 54% | 4.9★ (33) | 0.1 mi | AirbnbVrbo |
Minutes to Pigeon Forge and Shopping Cabin | 2 bd · 2 ba · sleeps 6 | $66,351 | $213 | 85% | 5★ (149) | 0.1 mi | Airbnb |
Luxury Cabin Retreat – Hot Tub & Fireplace Cabin
| 2 bd · 2 ba · sleeps 6 | $66,357 | $238 | 76% | 5★ (124) | 0.1 mi | AirbnbVrbo |
Secluded Cabin w/New Hot Tub Cabin
| 2 bd · 2 ba · sleeps 6 | $42,429 | $206 | 56% | 4.6★ (264) | 0.1 mi | AirbnbVrbo |
Allure Woods View HotTub Outdoor Dining Games Vacation home | 2 bd · 2 ba · sleeps 6 | $67,605 | $294 | 63% | — | 0.1 mi | Booking |
2 Bedrooms in the Woods- Smoky Mtn Memories! Cabin
| 2 bd · 1.5 ba · sleeps 6 | $34,606 | $221 | 43% | 4.7★ (10) | 0.1 mi | AirbnbVrbo |
Oh what a view! Smokies View Cabin Cabin
| 2 bd · 2 ba · sleeps 6 | $76,750 | $286 | 74% | 5★ (163) | 0.1 mi | AirbnbVrbo |
Just mins away for Pigeon Forge secluded and pool Cabin
| 2 bd · 2 ba · sleeps 6 | $18,975 | $239 | 22% | 4.4★ (33) | 0.1 mi | AirbnbVrbo |
Family Cabin, Indoor Heated Pool Theater Fire Pit Cabin
| 2 bd · 2.5 ba · sleeps 8 | $119,658 | $427 | 77% | 5★ (205) | 0.2 mi | AirbnbVrbo |
Bluff & Beyond: Pets OK-Free Tickets-EV Charger Cabin
| 2 bd · 2 ba · sleeps 8 | $47,747 | $218 | 60% | 5★ (128) | 0.2 mi | AirbnbVrboBooking |
Dreamcatcher Cabin
| 2 bd · 2 ba · sleeps 6 | $50,683 | $193 | 72% | 5★ (492) | 0.2 mi | AirbnbVrbo |
Arcade Fun & Fire Pit by Smoky Mountain Creek Cabin | 2 bd · 2 ba · sleeps 8 | $37,947 | $237 | 44% | 4.7★ (32) | 0.2 mi | AirbnbBooking |
Secluded and gated cabin located just mins away fo Cabin
| 2 bd · 2 ba · sleeps 4 | $19,965 | $205 | 27% | 4.7★ (58) | 0.2 mi | AirbnbVrbo |
Heated Indoor Pool,Hot Tub,Games,Minutes to Town! Cabin
| 2 bd · 3 ba · sleeps 8 | $110,091 | $396 | 76% | 4.9★ (167) | 0.2 mi | AirbnbVrbo |
Mountain Jewel Cabin. 2Bed 2Bath Secluded Cabin. Cabin
| 2 bd · 2 ba · sleeps 6 | $43,801 | $228 | 53% | 4.8★ (163) | 0.2 mi | AirbnbVrbo |
Hard to Leave - Stunning Views, Games, Hot Tub! Cabin
| 2 bd · 2 ba · sleeps 4 | $49,983 | $199 | 69% | 4.8★ (17) | 0.2 mi | AirbnbVrboBooking |
Hard to Leave - Stunning Mountain Views! Cabin | 2 bd · 2 ba · sleeps 4 | $64,597 | $237 | 75% | 4.4★ (35) | 0.2 mi | Airbnb |
Cozy LeConte Lookout: Peaceful Pet-Friendly Cabin House
| 2 bd · 2 ba · sleeps 6 | $6,524 | $268 | 7% | — | 0.2 mi | Airbnb |
Bear Valley Splash: Indoor Pool & Creekside Yard Cabin | 2 bd · 3.5 ba · sleeps 8 | $105,109 | $507 | 57% | 4.7★ (9) | 0.2 mi | Airbnb |
Fall Leaves Log Cabin: Hot Tub & Mtn View Cabin
| 2 bd · 2 ba · sleeps 6 | $76,823 | $250 | 84% | 4.9★ (673) | 0.2 mi | AirbnbVrboBooking |
Newly built cabin with new water filtration system Cabin | 2 bd · 2 ba · sleeps 6 | $17,577 | $189 | 25% | 4.7★ (29) | 0.2 mi | Delisted |
Creekview Getaway | Pet-Friendly, Hot Tub, Arcade Cabin
| 2 bd · 1.5 ba · sleeps 6 | $45,062 | $233 | 53% | 4.8★ (18) | 0.2 mi | AirbnbVrbo |
Treetop Views - 2 Bedroom Luxury! Cabin
| 2 bd · 2.5 ba · sleeps 6 | $46,201 | $258 | 49% | 4.9★ (9) | 0.2 mi | AirbnbVrbo |
Pinecone Hideaway Cabin
| 2 bd · 2 ba · sleeps 8 | $55,746 | $352 | 43% | 4.8★ (31) | 0.3 mi | AirbnbVrbo |
7th Heaven - 2 Bedroom Log Cabin! Cabin
| 2 bd · 2 ba · sleeps 4 | $55,870 | $242 | 63% | 4★ (10) | 0.3 mi | AirbnbVrbo |
Beau Voir: Rolling Mountain Views & Hot Tub Cabin
| 2 bd · 2 ba · sleeps 6 | $61,580 | $291 | 58% | 4★ (12) | 0.3 mi | AirbnbVrbo |
2 Kg Bds | Hot Tub | Arcade | 5 Mi To Pigeon Forge Cabin
| 2 bd · 2 ba · sleeps 6 | $53,413 | $200 | 73% | 4.9★ (20) | 0.3 mi | AirbnbVrbo |
Cliffside Hideaway *NEW* 2bed 2Bath Secluded Cabin Cabin
| 2 bd · 2 ba · sleeps 6 | $37,979 | $227 | 46% | 4.9★ (37) | 0.3 mi | AirbnbVrbo |
Wild hiking trail!Serene area but 11 min 2 Parkway Cabin | 2 bd · 2 ba · sleeps 6 | $60,250 | $199 | 83% | 4.8★ (343) | 0.3 mi | Airbnb |
Creekside - In the Smokies! Cabin
| 2 bd · 2 ba · sleeps 6 | $48,775 | $251 | 53% | 4.5★ (13) | 0.3 mi | AirbnbVrbo |
A Creekside on the Bluff by RedAwning Cabin | 2 bd · 2 ba · sleeps 8 | $40,759 | $278 | 40% | 5★ (1) | 0.3 mi | Delisted |
Best Winter Prices! Cabin with Mnt. Views, Hot Tub Cabin
| 2 bd · 2 ba · sleeps 6 | $40,995 | $221 | 51% | 4.8★ (217) | 0.3 mi | AirbnbVrbo |
Cabin Therapy In The Heart Of The Smokies Cabin
| 2 bd · 2 ba · sleeps 6 | $40,666 | $202 | 55% | 5★ (355) | 0.3 mi | Airbnb |
Sky View A-Frame | Smoky Mountain Views + Hot Tub Cabin
| 2 bd · 2 ba · sleeps 6 | $56,584 | $264 | 59% | 5★ (209) | 0.4 mi | AirbnbVrbo |
Revenue and nightly rate (ADR) are trailing-12-month figures per listing. Occupancy is estimated as revenue ÷ ADR ÷ 365 and can read high when revenue includes cleaning fees.
Cash flow calculator
Rate 7.93% = 7.18% Freddie Mac 30-yr avg (Nov 5) + 0.75% investor premium
Est. revenue
$53,808
NOI
$29,321
Cash flow /mo
-$2,252
Cash needed
$265,110
Cash-on-cash
-10.2%
ROE (yr 1)
1.6%
Cap rate
3.4%
DSCR
0.52
Year-1 write-off
$222,179
Year-1 tax shield @ 32%
$71,097
Year-1 return on equity
- Cash flow (annual)-$27,030
- Principal paydown$5,457
- Appreciation at%$25,770
Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.
Opex, cash-needed & tax-savings breakdown
Annual operating expenses
- Management (20% of revenue)$10,762
- Platform fees (3% of revenue)$1,614
- Maintenance / capex (5% of revenue)$2,690
- Utilities & supplies$4,200
- HOA$0
- Property tax$67
- Insurance (STR-rated)$5,154
Cash needed to close
- Down payment (25%)$214,750
- Closing costs (4.0%)$34,360
- Furnishing (bought new)$16,000
Tax savings if the STR loophole applies
- Tax shield @ 32%$71,097
No county tax record split for property tax, insurance rate and the land/building split, so those use market defaults — edit the price above; other assumptions match the daily feed (see tasks/plan.md).
The write-off comes from the cost segregation estimate below. Not tax advice.
Cost segregation estimate
An estimate from the listing: every part of the home is priced from national construction costs, less wear for age, and the price (less land) is spread over the parts in proportion. The headline is what a typical cost seg study would claim for this property. The answers below are optional refinements.
Depreciable basis
$730,000
Short-life (5/15-yr)
$206,000 · 28%
Year-1 deduction
$222,000
Year-1 tax shield @ 32%
$71,000
Land 15% (market default, no usable tax-record split) · building $525,000 over 39 years · new furniture $16,000
Based on: 1,560 sq ft, built 2026, 2 bd / 2.5 ba, unfurnished, listing features (hot tub, deck, patio, fireplace, flooring types, appliance list, septic).
Try the cost segregation calculator on any property →
IRS-guide safe-harbor floor: $141,000 in year 1 (17% short-life, $45,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.
- $19,600
Kitchen cabinetsdefault
$9,200 new × 100% good × 2.13 allocation
- $16,100
Kitchen countertopsdefault
$7,500 new × 100% good × 2.13 allocation
- $5,800
Decorative trimdefault
$2,700 new × 100% good × 2.13 allocation
- $600
Mirrorsdefault
$300 new × 100% good × 2.13 allocation
- $1,900
Shelvingdefault
$900 new × 100% good × 2.13 allocation
- $8,500
Window coverings (16)default
$4,000 new × 100% good × 2.13 allocation
- $10,700
Carpet, vinyl & laminate (50% of floors)listing
$5,000 new × 100% good × 2.13 allocation
- $15,300
Kitchen & laundry equipment plumbingdefault
$7,200 new × 100% good × 2.13 allocation
- $9,200
Kitchen, laundry & data equipment electricaldefault
$4,300 new × 100% good × 2.13 allocation
- $12,100
Appliances (range, microwave, dishwasher, refrigerator)listing
$5,700 new × 100% good × 2.13 allocation
- $19,200
Hot tub (freestanding)listing
$9,000 new × 100% good × 2.13 allocation
- $16,000
Furniture bought newlisting
$16,000 new × 100% good · bought separately
- $17,400
Paving: driveway & walks (paved)default
$8,200 new × 100% good × 2.13 allocation
- $16,800
Landscaping (typical)default
$7,900 new × 100% good × 2.13 allocation
- $14,900
Patioslisting
$7,000 new × 100% good × 2.13 allocation
- $37,400
Decks & porches (attached)listing
$17,600 new × 100% good × 2.13 allocation
- $360,400
Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault
$169,300 new × 100% good × 2.13 allocation
- $37,300
Building plumbing & fixturesdefault
$17,500 new × 100% good × 2.13 allocation
- $36,300
Building electrical & lightingdefault
$17,000 new × 100% good × 2.13 allocation
- $37,400
HVACdefault
$17,600 new × 100% good × 2.13 allocation
- $10,700
Hardwood & tile floorsdefault
$5,000 new × 100% good × 2.13 allocation
- $16,800
Fireplaces (3)listing
$7,900 new × 100% good × 2.13 allocation
- $25,600
Septic systemlisting
$12,000 new × 100% good × 2.13 allocation
About the property
Depreciation schedule: typical cost seg study
| Year | 5-yr | 15-yr | Building | Total |
|---|---|---|---|---|
| 1 | $135,100 | $86,500 | $600 | $222,200 |
| 2 | $0 | $0 | $13,400 | $13,400 |
| 3 | $0 | $0 | $13,400 | $13,400 |
| 4 | $0 | $0 | $13,400 | $13,400 |
| 5 | $0 | $0 | $13,400 | $13,400 |
| 6+ | $0 | $0 | $470,200 | $470,200 |
| Total | $135,100 | $86,500 | $524,500 | $746,200 |
Model-based estimate, not an engineered cost segregation study. The IRS doesn’t approve studies; get a professional study before filing. Using these losses against W-2 income needs the short-term rental exception (average stay ≤7 days + material participation). The 39-year building life applies because stays average under 30 days, a separate test (27.5 years for a long-term rental). Federal only: California, Georgia and Wisconsin disallow bonus depreciation, Ohio adds back 5/6 of it, and Tennessee has no personal income tax. Not tax advice.
Market note
STR allowed in most of Sevier County; inside Gatlinburg city limits only in overnight-rental zones.